Land East of Carsons Drive, Great Cornard, Sudbury

Planning Application No: B/10/00094/FUL

170 Dwellings

 

MAKE YOUR VOICE HEARD – TAKE ACTION

REJECT THIS HIGHLY DAMAGING PLANNING APPLICATION

 

Introduction

A planning application has been received by Babergh District Authority as above. The Local Plan was adopted on 1st June 2006 which included an allocation of this land for up to 170 dwellings, subject to planning permission. At that time over 2200 people signed a petition against this development and over 400 written representations were made with Babergh doing their best to throw out those which for a technicality were not submitted correctly. Babergh also barred 7 councillors by a formal letter from voting on a further technicality and as a result at the full council meeting this was railroaded through by a 15-12 narrow margin.

This development is not yet set in stone…..Babergh Development Committee now needs to decide, like any planning application, if this is an appropriate development. A number of circumstances have changed. Importantly the developer has also not taken account of some of the previous objections. So……..

 

Take Action

Anyone can comment on this planning application. You must comment by e-mail or by letter and representations will only be accepted if they are in writing, and contain your name and a full postal address. Also please quote the application number as above.

 

Timing

Written comments must be received by 21 days after the date of the original notification letter. In this case the notification letter was dated 4th March 2010 and so comments must be made by 25th March 2010

 

Where to send

By e-mail – planningcontrol@babergh.gov.uk

By Royal Mail

Nicholas J Ward

Chief Planning Control Officer

Babergh District Council

Corks Lane

Hadleigh, Ipswich IP7 6SJ

The Planning Officer concerned is Gareth Durrant - Telephone : 01473 825858

 

In case of any further assistance or information on possible objections, go to www.cornard.info and please do not hesitate to contact your local Parish or District Councillor or Stefan Kosciuszko, Chairman, Save Gainsborough Country Action Group at stefanhenrykosciuszko@hotmail.co.uk

 

 

KEY OBJECTIONS

 

Introduction

 

A number of objections were made at the stage of the Local Plan consultation. These included significantly Suffolk County Council Highways, English Heritage, Great Cornard Parish Council and many others. At a recent public meeting in Great Cornard on 17th March attended by over 100 people further very intelligent objections were made. These were recorded by Parish Councillors in attendance and will be made to Babergh.

The following is a list of possible objections that can be made and will be supplemented further once a full review of the planning application documents has been made by experts in this area.

 

Summary Objections

 

 

 

Please feel that you should make any objections that you wish in addition to these suggestions. Babergh also provides guidance on the fact that when making decisions on planning applications they will take account of the following:

 

 

Detailed Initial Objections

 

Flawed, manipulated and undemocratic process

A general background objection exists that this allocation of housing was placed in the Local Plan by a totally unrepresentative and seriously flawed and misguided process. The Local Plan Task Force rejected this site after many years of work on the Local Plan. It was placed in the Plan at the recommendation of the Local Plan Inspector who received a submission from the developer Persimmon Homes as an objector to the Local Plan. Note this is the only way at this public enquiry stage that they could make an application for housing on this site, having failed previously. The Inspector in reaching his view did not consult English Heritage and ignored the objections of Suffolk Highways. Note that at meetings of the Strategy Committee on 13/2/03 and Full Council 28/02/03 this Carsons Road site was originally rejected.

After public consultation and the total rejection of this site by the local community and a number of statutory consultees, including English Heritage, pressure at a Strategy Committee meeting was applied on Councillors to not reject the Carsons Drive site as this might jeopardise the whole Local Plan. This was repeated by officers responsible both verbally and in written papers. This is a timetable consideration and not a planning reason for inclusion. At the Council meeting of 11th April this matter was further discussed at a secret meeting and the assumption is that further pressure was applied. The vote to remove this site was subsequently taken with none of the 7 barred councillors present, 31 attending and a vote of 15-12 for the Carsons Drive site to remain in the Local Plan. What a travesty.

In such a sensitive site with so many of the local community objecting to its inclusion this process can at best be described as shabby and Strategy Committee and officers involved should be ashamed of what was undertaken and its potentially resultant outcome.     

 

 

Planning Application Specific Objections

 

Traffic Generation

 

This development is in a totally inappropriate site on the grounds of the existing poor access, the lack of new access proposals, the country lane nature of C732, its inevitable increased use as a rat-run, the historic Suffolk loke and important trees, and the dangerous junction at the A134, an existing accident blighted stretch of road.

Normally any traffic issues should be resolved in discussions between the developer, Suffolk Highways and Babergh District before an application is submitted. They have not and indeed have not been addressed at all. In Babergh documents it has been made clear that this development can be rejected purely on the grounds of non-resolution of the serious traffic issues…..

 

“Satisfactory detailed proposals for transport measures to serve this site will need to be agreed before any development scheme is implemented. Therefore planning permission will not be granted until these matters are resolved”

 

“Overall the resolution of the Highways matters will, of course, remain necessary to the satisfaction of the Local Planning Authority( LPA) in conjunction with the Transport authority and the LPA retains the ability to both control and if necessary prevent the scheme from proceeding, through its development control powers and the grant (or otherwise) of planning permission”

 

Futhermore that:

 

“The best solution(s) should be assessed promoted and the cost borne by the developer”

“LPA prefers to approach such matters by seeking the resolution of such issues….before a planning application is submitted”

“the highways point is …capable of remedy at the more detailed planning application stage”

 

Suffolk County Council Highways (Suffolk Highways)

 

 

Design and Layout Inappropriate

 

The developer has disregarded the previous proposal upon which the allocation was initially made. Amenity of those in Carsons Drive will be considerably blighted by the large scale development proposed, including three storey flat developments.  In particular development was meant to remain within the 45 metre contour, with at this level only two storey housing with dormer windows in the upper roof giving a total height of no more than 7.0 metres. This application has houses exceeding the 45 metre contour as well as moving large five bedroom houses to the upper contours giving heights up to as much as 55 metres, which is the same contour line as Abbas Hall, some considerable way up the slope and therefore making them highly visible and impacting upon the setting of the listed building.

 

Heritage Concerns – Landscape and Setting of Grade I listed building (Abbas Hall)

 

The historic landscape has considerable meaning for the local community with Gainsborough’s mother born in Great Cornard and Gainsborough brought up in Great Cornard and Sudbury. This development would concrete over the landscape at the exact transection of two of his historic landscape views (Mr. & Mrs. Andrews and Cornard Wood) both paintings held for the nation in the National Gallery. How many  landscape locations in our great nation can lay claim to such a sensitive and historically important juxtaposition. Also the setting of Grade I listed Abbas Hall, dating from 1290, the scene of Gainsborough’s Cornard Wood painting (and also featured in the top right hand corner of Mr.& Mrs. Andrews painting) will be severely impacted by this development, both in terms of quality and residential amenity. Supporting evidence of this is readily available. Babergh’s statutory responsibility to protect heritage should stop this development and its approval would be criminally negligent.

 

Special Landscape Area

 

This proposed development is adjacent to a Special Landscape Area and according to Suffolk Structural Plan ENV8 “Development will not be acceptable which would have a material adverse impact on a Special Landscape Area”  This site is totally inappropriate as it will affect the residential amenity of the community and the views and footpaths enjoyed by over several hundred years and no amount of cosmetic changes in appearance materials or layout can detract from the visible scar on the landscape this will create.

 

New PPS 5 Planning for the Historic Environment

 

Following the erroneous allocation of this site in the Local Plan a new PPS 5 is about to emerge. Planning for the Historic Environment was prepared by English Heritage, Communities and Local Government and the DCMS.  The consultation period finished last year and it is about to be published, which rules out this type of development in such a sensitive area.

The new draft PPS includes policies that protect the significance of heritage assets which includes “historic landscapes” and “ensures that the historic environment resource is not inadvertently diminished by ill-informed development”. It goes on further to say that “the significance of heritage assets ought not to be lost without a public benefit justification” and that “where the decision is finely balanced the Policy HE 9 requires a presumption in favour of retention” and “means it is unlikely that the most significant assets will ever be justifiably destroyed in favour of development”

This is further substantial evidence to a change in the quality and strength of heritage protection since the Local Plan was adopted.

 

European Landscape Convention (ELC)

 

Since allocation at this site was erroneously made in the Local Plan the UK has signed up to the ELC which affords greater protection to heritage landscapes and is applicable in a site such as this and further evidence of the general trend towards greater protection of heritage assets since 2006 and the passing of the Local Plan.

 

General Infrastructure

 

Considerable concern has been raised by the local community in terms of i) the inability for the schools to absorb new students particularly after the closing of the Middle School a decision made after the Local Plan ii) sewage, ii) air and light pollution where considerable impact will occur and the effect thereof has not been established in the application papers. An Environmental Impact Statement should be requested to be undertaken.

 

Overdevelopment

 

 Considerable concern has been raised by the local community in how much development has been forced upon Great Cornard and how much is continuing to be approved to the detriment of the quality of life for all residents. In particular in the current economic environment original planning assumptions for the number of new houses in the district should be reassessed and this application site is no longer justifiable and should be removed in favour of smaller and more sustainable sites in other locations.

 

Green and Sustainable Development

 

This application is typical in that it includes no proposals for green development and therefore is contrary to all current thinking and relevant legislation, including “Securing the Future”. A development of this size must be taken into account and shown to be an example of what could be achieved.

 

 

 

 

Stefan Kosciuszko

Chairman

Save Gainsborough Country Campaign

 

 

 

19 March 2010